The Supercondominium Meeting: Notice and Conduct

The supercondominium meeting decides on assets and services shared by several separate buildings, such as the access road, external lighting, the transformer cabin, the water booster set or shared green areas. It follows the general rules of the condominium meeting, with one important adaptation: when the participants exceed sixty, Article 67 of the implementing provisions of the Italian Civil Code requires each condominium to appoint a representative, and the meeting is held among the representatives for the ordinary management of the common assets.

What a supercondominium is

A supercondominium is a de facto structure that arises when several autonomous condominiums share parts, systems or services. Here too joint ownership arises automatically, by the mere fact that the asset serves more than one building. Each condominium keeps its own management autonomy for the parts that belong to it, while the management of assets that are genuinely common to all passes through the supercondominium's organisation. Distinguishing the two spheres is essential to understand who votes, on what and with which thousandths.

The sixty-participant rule

The sixty-participant criterion governs how the meeting is held. If the overall owners do not exceed sixty, a direct meeting applies, with all participants convened. Where instead the participants exceed sixty, for the ordinary management of the common parts and for appointing the supercondominium manager each condominium must appoint its own representative.

• Up to sixty participants: direct meeting with all owners interested in the common parts
• Over sixty participants: each condominium appoints a representative for ordinary management and for appointing the manager
• The representative is appointed by the individual condominium's meeting with the ordinary majorities
• Decisions affecting the rights of individual owners remain within the competence of the individual condominium meetings

Powers and limits of the representative

The representative expresses the will of their own condominium in the meeting of representatives, but the mandate covers only the ordinary management of the common assets and the appointment of the supercondominium manager. Decisions that go beyond ordinary management, or that affect the rights of individual participants, must return to the individual condominium's meeting, which will give the representative binding instructions or resolve directly. A representative who acts beyond the mandate does not validly bind their own condominium on the reserved matters.

Notice and agenda

Notice of the supercondominium meeting follows the forms of Article 66 of the implementing provisions: notice sent at least five days in advance by a means suitable to prove receipt, with a specific agenda. Those entitled must be convened, that is all participants in the direct meeting or the representatives when the threshold is exceeded. The agenda must list precisely the common matters to be discussed, for example maintenance of the access road, revision of the external cleaning contract or approval of the final account of common expenses.

Majorities and allocation of expenses

Majorities follow the ordinary rules of Article 1136 of the Italian Civil Code, calculated on the supercondominium thousandths, which express the weight of each condominium or each unit in relation to the assets common to all. Expenses are allocated according to use and value, under the principles of Articles 1123 and following. It is good practice to keep thousandths tables dedicated to the supercondominium, distinct from those of the individual buildings, to avoid confusion between the two sets of accounts.

Manager and separate accounts

When the structure is complex it is advisable to appoint a supercondominium manager, who keeps accounts separate from those of the individual condominiums and manages a bank account dedicated to the common assets. Accounting separation is the most effective safeguard against disputes: each condominium must be able to verify what it has paid and spent for the common parts, without overlap with its own internal expenses.

Managing a supercondominium means keeping several ownership registers, several tables and several linked sets of accounts under control. AmministraPro lets you distinguish the supercondominium's common parts from the management of the individual buildings, with separate and traceable minutes, allocations and accounts: the features are described on the /funzioni page and the plans can be compared on the /prezzi page.